Ararat vs Benalla
Property investment comparison - Ararat, VIC 3377 vs Benalla, VIC 3673
Head-to-head across core investment metrics: Ararat wins 2, Benalla wins 2. The better choice depends on whether you're optimising for cash flow, growth, affordability, or liquidity, the table below highlights the winner on each metric.
| Metric | Ararat | Benalla |
|---|---|---|
| Median house price | $440K | $445K |
| Median unit price | $335K | $315K |
| Gross rental yield (houses) | 5.20% | 5.87% |
| Gross rental yield (units) | - | 3.31% |
| 1-year house growth | +13.4% | - |
| 3-year house growth | +12.0% | - |
| Vacancy rate | 1.6% | 3.0% |
| Population | 8,500 | 10,822 |
Ararat vs Benalla: what the numbers say
The median house price is $440K in Ararat and $445K in Benalla, so Ararat is the cheaper entry point, with Benalla houses about 1% dearer.
For units, Ararat sits at a median of $335K against $315K in Benalla, which makes Benalla the more affordable unit market and Ararat the pricier one.
On cash flow, Benalla leads: houses there return a gross rental yield of 5.87%, compared with 5.20% in Ararat, a gap of 0.67 percentage points.
Rental vacancy is 1.6% in Ararat and 3.0% in Benalla, so landlords in Ararat face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Benalla is the bigger suburb, with a population of 10,822 against 8,500, larger than Ararat; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Benalla for rental income, Ararat for a lower purchase price, Ararat for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.
Keep exploring
- National investment guide - top suburbs across every metric
- Take the suburb finder quiz - 5 questions to match your goals
- How our investment score works
- Property investment glossary - every term defined
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